17727 Woodbine St · Detroit, MI 48219

$69,900

3 bd · 1.0 ba · 850 sqft · SingleFamily public records · 13 Days on market

Built 1948 5,227 sqft lot Est $85k · 18% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits when you purchase this brick ranch in a well-kept neighborhood. Detached garage for good storage and parking. Nice yard with a park a block away. Full basement that is partially finished and offers a half bath, laundry area and good storage. Home is close to shopping and major arteries of transportation.

Key facts

• Half bath
• Laundry area
• Full basement

Tags

• BRICK RANCH
• DETACHED GARAGE
• FULL BASEMENT
• PARTIALLY FINISHED
• HALF BATH
• LAUNDRY AREA

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Brick construction; Block foundation; Asphalt roof; Built as a residential single-family home
• Exterior features: Porch; Paved road access

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Gas water heater; Unfinished basement; 6 total rooms; Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 15.4% vs local median 10.2% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#218 in MI) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F, employment F.
• Detroit Public Schools Community District (urban): math 10% / reading 24% proficiency, ranked #499 of 540 in MI (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+8.0%/yr); 305 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 35% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 29y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $22k; list at $70k implies a 218% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.83% ✓
• Cap rate: 15.35%
• Cash-on-cash: 32.36%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $85,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17727 Woodbine St	0.00mi	3/1.5	850 (0%)	0mo	$58,000	$68	98
17679 Woodbine St	0.05mi	3/1.0	850 (0%)	6mo	$90,000	$106	93
18680 Five Points St	0.54mi	2/1.5 (-1)	837 (-2%)	1mo	$95,000	$114	65
17630 Brady	0.46mi	3/1.0	916 (+8%)	1mo	$164,000	$179	64
18671 Five Points St	0.55mi	2/1.0 (-1)	876 (+3%)	2mo	$72,000	$82	62
18293 Codding St	0.43mi	3/1.0	962 (+13%)	1mo	$30,000	$31	57
16865 Five Points St	0.71mi	2/1.0 (-1)	850 (0%)	7mo	$140,000	$165	56
17324 Salem St	0.42mi	2/1.0 (-1)	954 (+12%)	2mo	$74,900	$79	54
23450 Margareta St	0.53mi	3/1.0	957 (+13%)	4mo	$45,000	$47	52
19309 Lenore	0.74mi	3/1.0	920 (+8%)	2mo	$86,900	$94	50
16841 Winston St	0.65mi	3/1.0	954 (+12%)	4mo	$95,500	$100	46
18508 Sumner	0.75mi	2/1.0 (-1)	912 (+7%)	8mo	$145,000	$159	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 33.0%
• Equity multiple: 2.48×
• Total profit: $29,056
• Equity at exit: $10,422

10-year hold

• IRR: 42.6%
• Equity multiple: 6.08×
• Total profit: $99,367
• Equity at exit: $6,044

Cash invested: $19,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 305
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,277 high
• Mortgage (P&I): −$367
• Tax from tax record: −$85 /mo · $1,019/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $528

Break-even live

Break-even rent $608

Max offer price $69,900

Occupancy floor 54%

Sensitivity live

Price	-10% $567	-5% $548	+0% $528	+5% $508	+10% $488
Rent	-10% $427	-5% $477	+0% $528	+5% $578	+10% $629
Rate	-1.0pp $563	-0.5pp $546	base $528	+0.5pp $510	+1.0pp $491

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	44d	1	0.16mi
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	25d	1	0.41mi
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	13d	1	0.52mi
24224 W 7 Mile Rd Detroit, MI	1.0–2.0	1.0	600	$875	$1.46	44d	3	0.55mi
16800 Wormer St Detroit, MI	3.0	1.0	912	$1,250	$1.37	18d	1	0.61mi
16800 Telegraph Rd Detroit, MI	2.0	1.0	775	$875	$1.13	44d	1	0.62mi
19250 Telegraph Rd Unit O7 Detroit, MI	2.0	1.0	820	$975	$1.19	25d	1	0.68mi
19248 Telegraph Rd Unit P7 Detroit, MI	2.0	1.0	820	$975	$1.19	25d	1	0.69mi
19264 Telegraph Rd Unit G7 Detroit, MI	2.0	1.0	820	$975	$1.19	44d	1	0.71mi
19276 Telegraph Rd Detroit, MI	2.0	1.0	820	$975	$1.19	44d	1	0.71mi
16581 Wormer St Detroit, MI	2.0	1.0	720	$1,100	$1.53	44d	1	0.71mi
19301 Shiawassee Dr Detroit, MI	1.0–2.0	1.0	740	$1,150	$1.55	44d	2	0.82mi
16207 Woodbine St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	0.84mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	44d	1	0.89mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	18d	1	0.92mi
25822 W 6 Mile Rd Redford Township, MI	2.0	2.0	1100	$1,100	$1.00	25d	1	1.03mi
19800 Telegraph Rd Detroit, MI	2.0	1.0	855	$1,020	$1.19	44d	1	1.03mi
22649 Frisbee St Detroit, MI	3.0	1.0	1100	$1,495	$1.36	44d	1	1.14mi
19800 Berg Rd Detroit, MI	3.0	1.0	1000	$1,550	$1.55	17d	1	1.15mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	17d	1	1.26mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	1.28mi
15490 Dixie Redford, MI	3.0	1.0	912	$1,600	$1.75	5d	1	1.28mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	5d	1	1.28mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	17d	1	1.28mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	44d	1	1.29mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	1.30mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	5d	1	1.30mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	11d	1	1.30mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	25d	1	1.31mi
20410 Five Points St Redford, MI	3.0	1.0	950	$1,600	$1.68	5d	1	1.37mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	44d	1	1.37mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	17d	1	1.37mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	44d	1	1.38mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	25d	2	1.39mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	44d	2	1.39mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	25d	1	1.41mi
26539 Clarita Redford, MI	3.0	1.5	931	$1,875	$2.01	25d	1	1.44mi
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	11d	1	1.45mi
23411 W Eight Mile Rd Detroit, MI	1.0–2.0	1.0	742	$1,000	$1.35	44d	1	1.50mi

Listing history 22 events

1. 2026-06-04
   statusdays on market $69,900 Pending 13 DOM
2. 2026-06-03
   days on market $69,900 Active 12 DOM
3. 2026-06-02
   days on market $69,900 Active 11 DOM
4. 2026-06-01
   days on market $69,900 Active 10 DOM
5. 2026-05-31
   days on market $69,900 Active 9 DOM
6. 2026-05-22
   listed $69,900 Active 324-char remark

   Show marketing remark (324 chars)

   Opportunity awaits when you purchase this brick ranch in a well-kept neighborhood. Detached garage for good storage and parking. Nice yard with a park a block away. Full basement that is partially finished and offers a half bath, laundry area and good storage. Home is close to shopping and major arteries of transportation.

7. 2026-05-22
   listed $69,900 Active

   Show marketing remark (324 chars)

   Opportunity awaits when you purchase this brick ranch in a well-kept neighborhood. Detached garage for good storage and parking. Nice yard with a park a block away. Full basement that is partially finished and offers a half bath, laundry area and good storage. Home is close to shopping and major arteries of transportation.

8. 2014-04-24
   soldstatus $22,000 134-char remark

   Show marketing remark (134 chars)

   3 BEDROOM, 1.1 BATHROOM BRICK RANCH WTIH A 1 CAR DETACHED GARAGE. THE PROPERTY IS CLOSE TO MAJOR FREEWAYS, ENTERTAINMENT AND SHOPPING.

9. 2014-04-24
   soldstatus $22,000

   Show marketing remark (134 chars)

   3 BEDROOM, 1.1 BATHROOM BRICK RANCH WTIH A 1 CAR DETACHED GARAGE. THE PROPERTY IS CLOSE TO MAJOR FREEWAYS, ENTERTAINMENT AND SHOPPING.

10. 2014-04-10
    historical 134-char remark

    Show marketing remark (134 chars)

    3 BEDROOM, 1.1 BATHROOM BRICK RANCH WTIH A 1 CAR DETACHED GARAGE. THE PROPERTY IS CLOSE TO MAJOR FREEWAYS, ENTERTAINMENT AND SHOPPING.

11. 2013-12-30
    listed $20,999 134-char remark

    Show marketing remark (134 chars)

    3 BEDROOM, 1.1 BATHROOM BRICK RANCH WTIH A 1 CAR DETACHED GARAGE. THE PROPERTY IS CLOSE TO MAJOR FREEWAYS, ENTERTAINMENT AND SHOPPING.

12. 2013-12-30
    listed $20,999

    Show marketing remark (134 chars)

    3 BEDROOM, 1.1 BATHROOM BRICK RANCH WTIH A 1 CAR DETACHED GARAGE. THE PROPERTY IS CLOSE TO MAJOR FREEWAYS, ENTERTAINMENT AND SHOPPING.

13. 2008-06-30
    historical
14. 2007-11-19
    listed $81,000
15. 2006-09-28
    historical
16. 2006-07-25
    listed $92,000
17. 2006-07-25
    historical
18. 2005-12-27
    listed $95,000
19. 1998-08-19
    soldstatus $75,500
20. 1998-01-05
    historical
21. 1997-06-18
    soldstatus $65,900
22. 1997-02-10
    listed $65,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $1,019 · $85/mo
• Projected year-2 tax: $1,048 · $87/mo
• Expected delta: +$29/yr (+$2/mo · 2.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,319
• − Mortgage interest: −$3,915
• − Property taxes: −$1,019
• − Insurance: −$350
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$2,033
• Taxable income: $5,550
• Est. tax owed @ 24.0%: −$1,332
• After-tax cash flow: $5,002/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Detroit Public Schools Community District
• NCES district ID: 2601103
• Math proficiency: 10% ▼ -2.00%
• Reading proficiency: 24% ▲ 6.00%
• Median HH income: $25,815
• Composite: 13.06/100
• National rank: #9564
• State rank: #499 of 540 in MI

Livability — Detroit

• Score: 73/100
• State rank: #218
• US rank: #5427

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety B- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Detroit, MI
• County: Wayne County · 1,562,939 people
• City population: 572,865
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 47,208
• Household income: $43,655
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 3584.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (88%)
• Race & ethnicity: Black 88% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.06%
• Current HPI: 563.3263
• Rent YoY: ▲ 8.04%
• Metro: Detroit-Warren-Dearborn, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+6.1% since first listed

17 events — show timeline

• 2026-05-22 Listed $69,900 REALCOMP
• 2026-05-22 Listed $69,900 MiRealSource-MiMLS
• 2014-04-24 Sold (MLS) $22,000 REALCOMP
• 2014-04-24 Sold (MLS) $22,000 MiRealSource-MiMLS
• 2014-04-10 Listing Removed — MiRealSource-MiMLS
• 2013-12-30 Listed $20,999 REALCOMP
• 2013-12-30 Listed $20,999 MiRealSource-MiMLS
• 2008-06-30 Listing Removed — REALCOMP
• 2007-11-19 Listed $81,000 REALCOMP
• 2006-09-28 Listing Removed — REALCOMP
• 2006-07-25 Listing Removed — REALCOMP
• 2006-07-25 Listed $92,000 REALCOMP
• 2005-12-27 Listed $95,000 REALCOMP
• 1998-08-19 Sold (Public Records) $75,500 Public Records
• 1998-01-05 Listing Removed — REALCOMP
• 1997-06-18 Sold (Public Records) $65,900 Public Records
• 1997-02-10 Listed $65,900 REALCOMP

Property tax history

-5.9%/yr

Latest (2025): $1,019 · -53.7% YoY. Source: county tax records.